Another Budapest district could introduce stricter rules for Airbnb and other short-term rentals, as the 13th District prepares to develop its own regulations for the sector.
The district currently has around 1,100–1,200 properties being used as private accommodation, according to Mayor József Tóth. That represents less than 5 per cent of the district’s more than 85,000 homes, meaning short-term rentals are not yet widespread enough to justify restrictions on their own.
However, the local council is concerned that tighter rules in neighbouring districts could lead to a surge in short-term rentals in the 13th District. It therefore wants to establish its own framework before such a shift takes place.
Neighbouring restrictions could push Airbnb towards the 13th District
Speaking to local TV channel TV13, Mayor József Tóth said the district needed to address the issue because a nationwide moratorium on establishing new short-term accommodation is due to expire at the end of 2026. Several Budapest districts have already introduced restrictions on short-term rentals, prompting concerns about a possible knock-on effect.
“We need to deal with this. At the end of 2026, the moratorium on establishing new short-term accommodation will expire. Meanwhile, several neighbouring districts have already regulated this area,” Tóth said. “We do not want this to have a cumulative effect and for the activity to move into the 13th District,” he added.
The mayor stressed that the current number of short-term rentals does not, in itself, warrant restrictions in the district. According to the council’s estimates, around 1,100–1,200 homes are currently used as private accommodation. Even allowing for properties that may not have been identified, the figure remains below the 5 per cent threshold that experts often consider a point at which regulation becomes particularly justified.
Complaints focus on noise and disturbances
The debate over short-term rentals is not only about the number of Airbnb properties, but also about their impact on residents and apartment buildings. Tóth said the district had received complaints concerning the use of individual properties, particularly noise and disturbances.
“There have been complaints about inappropriate use of properties. Noise and loud behaviour were particularly common, but residents are also disturbed by the fact that the lifestyle of short-term visitors often does not fit in with the usual routines of a residential building,” the mayor said.
At the same time, apartment buildings and housing cooperatives already have certain powers to regulate how individual properties can be used. Their founding documents or organisational and operational rules can contain provisions concerning short-term accommodation. The district council has also examined how other parts of Budapest — including the 5th, 6th, 7th, 8th and 9th districts — have approached the issue.
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No final ban or restriction has been decided yet
The 13th District is not currently preparing to impose a blanket ban on Airbnb. Instead, officials plan to draw up a proposal containing several possible regulatory options. Tóth pointed out that district councils do not issue the permits required for short-term accommodation themselves.
“We do not issue the permits; that is not the responsibility of the district council. In terms of use, however, we can establish a uniform set of conditions applying to apartment buildings and to the district as a whole,” he explained.
The council therefore appears to be considering a framework governing how short-term accommodation can operate rather than simply deciding whether it should be allowed or banned.
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Residents will have a say
Once the proposal has been prepared, it will be opened up for public consultation. Residents, condominium representatives and relevant professionals will all have an opportunity to comment on the planned rules before they are submitted to the district council for a final decision.
“We want to make this a public process. We will display the proposal and publish it on our electronic platforms, where people will be able to comment on it,” Tóth said.
The mayor added that the council would follow the same approach it uses for other developments affecting the entire district: feedback would be taken into account before the final proposal is presented to the elected representatives.
